3 Gailosa Ln · Hot Springs Village, AR 71909

$132,000

2 bd · 2.0 ba · 1,260 sqft · Townhouse public records · 37 Days on market

Built 1984 Est $144k · 8% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.8/30.0
• ARV discount +11.1/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This townhouse has been updated, including kitchen backsplash, light fixtures and ceiling fans, flooring, thermostat, storm door, paint inside and on both decks, and more! New roof and plumbing! This home is perfect for someone looking to use it as a rental, as it is already tenant occupied, or great for new homeowners looking for a wonderful place to call home. The current tenant has a lease until March! Please give a 24 hour notice for all showings There is a $1500 first time buyer buy in fee

Key facts

• Desoto lake
• Serene decks
• Built 1984

Tags

• SERENE DECKS
• DESOTO LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $132k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% in Hot Springs Village — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#76 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools D+, amenities F, commute F.
• Jessieville School District (rural): math 40% / reading 43% proficiency, ranked #60 of 238 in AR (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 766 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $143,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Tomisa Ln	0.05mi	2/1.5	1,260 (0%)	3mo	$60,000	$48	93
16 Tomisa Ln	0.06mi	2/2.0	1,120 (-11%)	6mo	$150,000	$134	74
25 Tomisa Ln	0.05mi	3/2.0 (+1)	1,440 (+14%)	0mo	$163,500	$114	68
189 Cordero Ln	0.60mi	3/2.5 (+1)	1,270 (+1%)	1mo	$165,000	$130	63
190 Cordero Ln	0.60mi	3/1.5 (+1)	1,270 (+1%)	5mo	$168,000	$132	60
33 Vaqueria Ln	0.63mi	3/2.0 (+1)	1,240 (-2%)	6mo	$120,000	$97	58
13 Destino Way	0.69mi	3/2.0 (+1)	1,296 (+3%)	4mo	$63,000	$49	55
168 Cordero Ln	0.58mi	3/2.5 (+1)	1,350 (+7%)	2mo	$181,500	$134	53
4 Fresca Ln	0.64mi	2/1.5	1,145 (-9%)	3mo	$132,900	$116	50
11 Vaqueria Ln	0.73mi	3/2.0 (+1)	1,336 (+6%)	3mo	$110,000	$82	48
11 Halcon Pl	0.60mi	2/2.0	1,088 (-14%)	3mo	$115,000	$106	47
53 Perralena Way	0.75mi	3/1.5 (+1)	1,160 (-8%)	2mo	$120,000	$103	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,587
• Equity at exit: $19,682

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $19,702
• Equity at exit: $11,413

Cash invested: $36,960 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71909

• Home prices YoY: -10.9%
• Active inventory: 766
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$692
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $280

Break-even live

Break-even rent $1,038

Max offer price $132,000

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Tomino Way Hot Springs Village, AR	3.0	1.5	1549	$1,350	$0.87	14d	1	0.33mi
143 La Vista Ln Hot Springs Village, AR	2.0	1.5	1028	$1,450	$1.41	23d	1	0.49mi
120 Emperado Way Hot Springs Village, AR	3.0	1.5	1296	$1,300	$1.00	23d	1	0.56mi
16 Dulzura Ln Unit 1 Hot Springs, AR	2.0	1.5	1120	$1,100	$0.98	14d	1	0.60mi
2 Dulzura Ln Hot Springs Village, AR	2.0	1.5	1120	$1,200	$1.07	44d	1	0.61mi
16 Malaga Cir Hot Springs Village, AR	2.0	2.0	1694	$1,850	$1.09	14d	1	1.33mi

Listing history 50 events

1. 2026-06-18
   days on market $132,000 Active 37 DOM
2. 2026-06-17
   days on market $132,000 Active 36 DOM
3. 2026-06-16
   days on market $132,000 Active 35 DOM
4. 2026-06-15
   days on market $132,000 Active 34 DOM
5. 2026-06-14
   days on market $132,000 Active 32 DOM
6. 2026-06-10
   days on market $132,000 Active 29 DOM
7. 2026-06-09
   days on market $132,000 Active 28 DOM
8. 2026-06-08
   days on market $132,000 Active 27 DOM
9. 2026-06-07
   days on market $132,000 Active 26 DOM
10. 2026-06-05
    days on market $132,000 Active 23 DOM
11. 2026-06-03
    days on market $132,000 Active 22 DOM
12. 2026-06-02
    days on market $132,000 Active 21 DOM
13. 2026-06-01
    days on market $132,000 Active 20 DOM
14. 2026-05-31
    days on market $132,000 Active 19 DOM
15. 2026-05-31
    days on market $132,000 Active 18 DOM
16. 2026-05-12
    listed $132,000 Active 83-char remark
17. 2024-08-19
    historical
18. 2024-08-11
    price $155,000
19. 2024-07-16
    price $160,000
20. 2024-05-11
    price $165,000
21. 2024-04-02
    listed $169,000 New Listing
22. 2022-11-09
    historical

    Show marketing remark (501 chars)

    This townhouse has been updated, including kitchen backsplash, light fixtures and ceiling fans, flooring, thermostat, storm door, paint inside and on both decks, and more! New roof and plumbing! This home is perfect for someone looking to use it as a rental, as it is already tenant occupied, or great for new homeowners looking for a wonderful place to call home. The current tenant has a lease until March! Please give a 24 hour notice for all showings There is a $1500 first time buyer buy in fee

23. 2022-11-08
    soldstatus $152,000
24. 2022-11-07
    soldstatus $152,000 Sold

    Show marketing remark (501 chars)

    This townhouse has been updated, including kitchen backsplash, light fixtures and ceiling fans, flooring, thermostat, storm door, paint inside and on both decks, and more! New roof and plumbing! This home is perfect for someone looking to use it as a rental, as it is already tenant occupied, or great for new homeowners looking for a wonderful place to call home. The current tenant has a lease until March! Please give a 24 hour notice for all showings There is a $1500 first time buyer buy in fee

25. 2022-09-20
    historical

    Show marketing remark (501 chars)

    This townhouse has been updated, including kitchen backsplash, light fixtures and ceiling fans, flooring, thermostat, storm door, paint inside and on both decks, and more! New roof and plumbing! This home is perfect for someone looking to use it as a rental, as it is already tenant occupied, or great for new homeowners looking for a wonderful place to call home. The current tenant has a lease until March! Please give a 24 hour notice for all showings There is a $1500 first time buyer buy in fee

26. 2022-09-17
    historical
27. 2022-09-02
    price $149,000
28. 2022-08-04
    price $159,000
29. 2022-06-23
    price $164,000
30. 2022-06-07
    listed $170,000 New Listing
31. 2022-06-06
    listed $149,000

    Show marketing remark (501 chars)

    This townhouse has been updated, including kitchen backsplash, light fixtures and ceiling fans, flooring, thermostat, storm door, paint inside and on both decks, and more! New roof and plumbing! This home is perfect for someone looking to use it as a rental, as it is already tenant occupied, or great for new homeowners looking for a wonderful place to call home. The current tenant has a lease until March! Please give a 24 hour notice for all showings There is a $1500 first time buyer buy in fee

32. 2022-02-24
    price $877
33. 2021-05-15
    historical
34. 2021-05-13
    soldstatus $67,900
35. 2021-05-12
    soldstatus $67,900 Sold
36. 2021-04-27
    historical Take Backups
37. 2021-04-14
    status Back on Market
38. 2021-03-29
    historical Take Backups
39. 2021-01-22
    listed $67,900 New Listing
40. 2020-12-31
    historical
41. 2020-07-02
    listed $69,900 New Listing
42. 2019-05-18
    historical
43. 2019-03-17
    price $59,900
44. 2019-02-23
    listed $61,900 New Listing
45. 2019-01-23
    historical
46. 2018-08-01
    price $59,800
47. 2018-06-21
    listed $61,900 New Listing
48. 2018-05-27
    historical
49. 2018-04-04
    price $61,900
50. 2018-02-26
    price $67,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $875 · $73/mo
• Projected year-2 tax: $875 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,712
• − Mortgage interest: −$7,394
• − Property taxes: −$875
• − Insurance: −$660
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,840
• Taxable income: $1,269
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,056/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jessieville School District
• NCES district ID: 0507920
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $44,066
• Composite: 35.16/100
• National rank: #5003
• State rank: #60 of 238 in AR

Livability — Hot Springs Village

• Score: 69/100
• State rank: #76
• US rank: #8970

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hot Springs Village, AR
• County: Saline County · 77,216 people
• City population: 18,449
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,449
• Household income: $75,433
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 207.0

Population outlook (Garland County) Hauer SSP2

• Today (2025): 100,343 people
• By 2030: 101,880 · +1.5%
• By 2040: 104,804 · +4.4%
• By 2050: 107,292 · +6.9%
• By 2075: 113,182 · +12.8%
• By 2100: 112,247 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Garland

• 2024 margin: Solid R (+36.2) · D 30.8% · R 67.0% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -25.0pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+34.0 2016: R+34.1 2012: R+29.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.00%
• Current HPI: 195.9499
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+500.0% since first listed

44 events — show timeline

• 2026-05-12 Listed $132,000 FSBO.com
• 2024-08-19 Listing Removed — CARMLS
• 2024-08-11 Price Changed $155,000 CARMLS
• 2024-07-16 Price Changed $160,000 CARMLS
• 2024-05-11 Price Changed $165,000 CARMLS
• 2024-04-02 Listed $169,000 CARMLS
• 2022-11-09 Listing Removed — CARMLS
• 2022-11-08 Sold (Public Records) $152,000 Public Records
• 2022-11-07 Sold (MLS) $152,000 CARMLS
• 2022-09-20 Listing Removed — CARMLS
• 2022-09-17 Listing Removed — CARMLS
• 2022-09-02 Price Changed $149,000 CARMLS
• 2022-08-04 Price Changed $159,000 CARMLS
• 2022-06-23 Price Changed $164,000 CARMLS
• 2022-06-07 Listed $170,000 CARMLS
• 2022-06-06 Listed $149,000 CARMLS
• 2022-02-24 Price Changed $877 RENT.
• 2021-05-15 Listing Removed — CARMLS
• 2021-05-13 Sold (Public Records) $67,900 Public Records
• 2021-05-12 Sold (MLS) $67,900 CARMLS
• 2021-04-27 Contingent — CARMLS
• 2021-04-14 Relisted — CARMLS
• 2021-03-29 Contingent — CARMLS
• 2021-01-22 Listed $67,900 CARMLS
• 2020-12-31 Listing Removed — CARMLS
• 2020-07-02 Listed $69,900 CARMLS
• 2019-05-18 Listing Removed — CARMLS
• 2019-03-17 Price Changed $59,900 CARMLS
• 2019-02-23 Listed $61,900 CARMLS
• 2019-01-23 Listing Removed — CARMLS
• 2018-08-01 Price Changed $59,800 CARMLS
• 2018-06-21 Listed $61,900 CARMLS
• 2018-05-27 Listing Removed — CARMLS
• 2018-04-04 Price Changed $61,900 CARMLS
• 2018-02-26 Price Changed $67,900 CARMLS
• 2017-12-04 Listed $74,900 CARMLS
• 2009-02-13 Sold (Public Records) $65,000 Public Records
• 2008-04-23 Sold (Public Records) $55,000 Public Records
• 2008-04-18 Sold (MLS) $55,000 CARMLS
• 2008-04-10 Listing Removed — CARMLS
• 2008-03-31 Listed $69,000 CARMLS
• 2003-03-21 Sold (Public Records) $55,758 Public Records
• 1994-10-05 Sold (Public Records) $60,000 Public Records
• 1993-09-27 Sold (Public Records) $22,000 Public Records

Property tax history

+34.5%/yr

Latest (2025): $875 · -1.4% YoY. Source: county tax records.